My husband and I are purchasing a 1 bedroom apartment in Cookham with a mortgage. We like our Cookham conveyancer, however the lender says she’s not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Cookham solicitor as well as pay for one of their panel ones to act for them. We regard this is inequitable; are we not able to require that the lender use our Cookham property lawyer ?

No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Cookham conveyancing solicitor to apply to be on the conveyancing panel.

Just had an offer accepted on a new build flat in Cookham. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.

Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Cookham

Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?

Should I be wary that 3rd parties that I am dealing with are suggesting a national conveyancing firm rather than a local Cookham conveyancing practice?

As with lots of professional services, often input from relatives can be extremely useful or valuable. But there are lots of players in a conveyancing transaction; estate agents, mortgage brokers and lenders may recommend lawyers to appoint. On occasion the lawyers might be known to one of the organisations as being good in their field, but occasionally there exists a financial incentive behind the endorsement. You have the right to appoint your preferred lawyer. You need to be aware that some lenders specify a panel list of lawyers you must use for the lender related work in your home move.

My partner has encouraged me to appoint his lawyers for conveyancing in Cookham. Should I use them?

There are no two ways about it the ideal way to find a conveyancing practitioner is to have referrals from friends or family who have actually used the solicitor you're contemplating using.

My wife and I purchased a leasehold flat in Cookham. Conveyancing and Clydesdale mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1991. The conveyancing practitioner in Cookham who acted for me is not around. Do I pay?

The first thing you should do is contact HMLR to be sure that this person is in fact the new freeholder. There is no need to instruct a Cookham conveyancing practitioner to do this as it can be done on-line for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.

Leasehold Conveyancing in Cookham - A selection of Questions you should consider before buying

How much is the ground rent and service charge? The best form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this arrangement the lessees enjoy control and even though a managing agent is usually retained where it is larger than a house conversion, the managing agent is directed by the tenants.